ASTM E2619-08
(Practice)Standard Practice for Measuring and Calculating Building Loss Features That Take Up Floor Area in Buildings
Standard Practice for Measuring and Calculating Building Loss Features That Take Up Floor Area in Buildings
SIGNIFICANCE AND USE
Use this standard to identify and measure the amount of actual and effective floor area that will be unavailable to occupants for the placement of people’s workplaces, furniture, and equipment or for circulation.
This standard is not intended for use for regulatory purposes, nor for fire hazard assessment, nor for fire risk assessment.
SCOPE
1.1 This practice specifies how to measure certain characteristics of a building, known as building loss features, inside the exterior gross area of a floor and how to calculate the amount of actual and effective floor area that will be not be available for the placement of people’s workplaces, furniture, equipment, or for circulation, if using standard furnishings and orthogonal furniture systems.
1.2 This practice can be used to specify a performance requirement to limit the amount of floor area that may be taken up by building loss features.
1.3 This practice can be used to assess how well a design(s) for an office facility meets a performance requirement regarding floor area.
1.4 This practice can be used to assess how well a constructed office building has met a performance requirement regarding floor area.
1.5 This practice is not intended for and not suitable for use for regulatory purposes, fire hazard assessment, and fire risk assessment.
1.6 Users of this standard practice should recognize that, in some situations, the amount of certain actual and effective floor area losses may be mitigated to some degree at some cost by custom-tailoring spaces and creating specially fitted furnishings and carpentry to get some value from space which would not otherwise be usable.
1.7 This standard does not purport to address all of the safety concerns, if any, associated with its use. It is the responsibility of the user of this standard to establish appropriate safety and health practices and determine the applicability of regulatory limitations prior to use.
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Standards Content (Sample)
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An American National Standard
Designation:E2619–08
Standard Practice for
Measuring and Calculating Building Loss Features That
Take Up Floor Area in Buildings
This standard is issued under the fixed designation E 2619; the number immediately following the designation indicates the year of
original adoption or, in the case of revision, the year of last revision. A number in parentheses indicates the year of last reapproval. A
superscript epsilon (´) indicates an editorial change since the last revision or reapproval.
1. Scope 2.2 ANSI Standard:
ANSI/BOMA Z65.1–1996 Standard Method for Measuring
1.1 This practice specifies how to measure certain charac-
Floor Area in Office Buildings
teristics of a building, known as building loss features, inside
2.3 Other Standards:
the exterior gross area of a floor and how to calculate the
ASHRAE 62.1–2007 Ventilation for Acceptable Indoor Air
amount of actual and effective floor area that will be not be
Quality
available for the placement of people’s workplaces, furniture,
equipment, or for circulation, if using standard furnishings and
3. Terminology
orthogonal furniture systems.
3.1 Definitions:
1.2 This practice can be used to specify a performance
3.1.1 facility, n—a physical setting used to serve a specific
requirement to limit the amount of floor area that may be taken
purpose.
up by building loss features.
3.1.1.1 Discussion—A facility may be within a building, a
1.3 This practice can be used to assess how well a design(s)
whole building, or a building with its site and surrounding
for an office facility meets a performance requirement regard-
environment; or it may be a construction that is not a building.
ing floor area.
The term encompasses both the physical object and its use.
1.4 This practice can be used to assess how well a con-
E 631
structed office building has met a performance requirement
3.1.2 For standard definitions of additional terms applicable
regarding floor area.
to this practice, see Terminology E 631.
1.5 This practice is not intended for and not suitable for use
3.2 Definitions of Terms Specific to This Standard:
for regulatory purposes, fire hazard assessment, and fire risk
3.2.1 actual loss, n—of floor area, floor area not available
assessment.
for the placement of people’s workplaces, furniture, or equip-
1.6 Users of this standard practice should recognize that, in
mentorforcirculationbecauseoccupiedbyaphysicalbuilding
somesituations,theamountofcertain actualand effectivefloor
feature or required by law or regulation.
area losses may be mitigated to some degree at some cost by
3.2.2 building loss factor, n—in a facility, expressed as a
custom-tailoring spaces and creating specially fitted furnish-
percentage of a facility’s exterior gross area, the space not
ings and carpentry to get some value from space which would
actually or effectively available for planning because of build-
not otherwise be usable.
ing configuration.
1.7 This standard does not purport to address all of the
3.2.2.1 Discussion—It is the floor area percentage that must
safety concerns, if any, associated with its use. It is the
be used for excess circulation, oversize footprints, “dead
responsibility of the user of this standard to establish appro-
space,” or encroachments because of floorplate configuration.
priate safety and health practices and determine the applica-
3.2.3 building loss feature, n—element of a building, or
bility of regulatory limitations prior to use.
aspect of its design, inside the exterior gross area, that cost
2. Referenced Documents
2.1 ASTM Standards:
Available fromAmerican National Standards Institute (ANSI), 25 W. 43rd St.,
4th Floor, New York, NY 10036, http://www.ansi.org.
E 631 Terminology of Building Constructions
Available from American Society of Heating, Refrigerating, and Air-
Conditioning Engineers, Inc. (ASHRAE), 1791 Tullie Circle, NE, Atlanta, GA
30329, http://www.ashrae.org.
1 5
This practice is under the jurisdiction of ASTM Committee E06 on Perfor- Certain definitions of terms in this standard were agreed in 2007 by a Working
mance of Buildings and is the direct responsibility of Subcommittee E06.25 on Group established jointly by the Building Owners and Managers Association
Whole Buildings and Facilities. (BOMA) International and the International Facility Management Association
Current edition approved April 1, 2008. Published June 2008. (IFMA). Certain terms were derived from referenced ASTM standards or from
For referenced ASTM standards, visit the ASTM website, www.astm.org, or referenced ANSI standard, or from published IFMA documents. Ownership of
contact ASTM Customer Service at service@astm.org. For Annual Book of ASTM copyright to specific terms is indicated by footnotes. Certain terms are quoted from
Standards volume information, refer to the standard’s Document Summary page on other ASTM standards, in which case the ASTM source is identified at the end of
the ASTM website. the definition.
Copyright © ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959, United States.
E2619–08
floor area which could otherwise be used for the placement of 3.2.13.1 Discussion—Examples are windowsills inside the
people’s workplaces, furniture, or equipment or for circulation. dominant portion, pilasters, and columns attached to the
outside walls and convectors.
3.2.4 dominant portion, n—the inside surface of the outside
3.2.14 plannable area, n—plannablegrossarealessthearea
wall. ANSI/BOMA Z65.1–1996
taken up by major vertical penetrations, void areas, service
3.2.5 effectiveloss,offloorarea,n—floorareanotavailable
areas, and either primary circulation on an occupied or planned
for the placement of people’s workplaces, furniture, or equip-
floor or base building circulation on an empty floor.
ment or for circulation because of configuration of building
3.2.15 plannable gross area, n—portion of a floor that is
elements or legally binding document.
totally enclosed within the interior face of perimeter encroach-
3.2.5.1 Discussion—Occurs typically if using standard or
ments at the floor plane and where there are no perimeter
manufactured furnishings or orthogonal furniture system(s) in
encroachments enclosed at the inside finished surface of the
a floorplate with a non-orthogonal configuration, but this
exterior walls.
sometimes may be partially mitigated by using specially-built
3.2.15.1 Discussion—Plannable gross area typically ex-
or built-in furnishings. An example of a legally binding
cludes perimeter encroachments that prevent the placement of
document is a requirement in a lease.
the occupant’s furniture and equipment.
3.2.6 exterior gross area, n—the area of the floor measured
3.2.16 planning grid, n—grid to which building elements
to the outside face of the walls that enclose the floor(s) of the
such as the ceiling, the partitions, and the columns are aligned.
building.
3.2.17 primary circulation, n—minimum path on a floor for
3.2.6.1 Discussion—Areas which are not enclosed, such as
access to egress stairs, elevator lobbies, toilet rooms, refuge
patios and balconies, are not part of exterior gross area.
areas, building lobbies, and entrances.
Cornices, pilasters, buttresses, and so forth that extend beyond
3.2.18 standard space module, n—unit of floor area with
the wall face are disregarded. The exterior gross area of a
dimensions set as standard for a category of offices or work-
basement space includes the area measured to the outside face
stations.
of basement or foundation walls. A balcony that is not fully
enclosed, whether or not it extends beyond the line of the
4. Significance and Use
outside wall face, is not included in the exterior gross area.
4.1 Use this standard to identify and measure the amount of
3.2.7 floor area, n—area in the horizontal plane of the
actual and effective floor area that will be unavailable to
bottom level of a story or stories in a building.
occupants for the placement of people’s workplaces, furniture,
3.2.8 floorplate, n—entire floor of a building, thought of as
and equipment or for circulation.
a solid plane with specific shape and dimensions.
4.2 This standard is not intended for use for regulatory
3.2.9 interior encroachment, n—base building element that
purposes, nor for fire hazard assessment, nor for fire risk
is located inside a building, not on an outer wall, and prevents
assessment.
theuseofthefloorareaforfurniture,equipment,circulation,or
5. Basis of Practice
other occupant function.
3.2.9.1 Discussion—Examples include but are not limited
5.1 Use this standard to specify a performance requirement
to: pilaster, convector, baseboard heating unit, radiator.
to limit the amount of floor area that can be taken up by
3.2.10 interior gross area, n—portion of the floor(s) that is building features inside the exterior gross area.
totally enclosed within the dominant portion.
5.2 Use this standard to assess how well a design(s) for an
office facility meets such a performance requirement.
3.2.11 occupied zone, n—region within an occupied space
5.3 Use this standard to assess how well an existing office
between planes 3 and 72 in. (75 and 1800 mm) above the floor
facility has met a performance requirement.
and more than 2 ft (600 mm) from the walls or fixed
5.4 Use this standard to compare how well different build-
air-conditioning equipment (see ASHRAE 62.1–2007).
ings or facilities meet a performance requirement. This stan-
3.2.12 orthogonal, n—relating to or composed of right
dard is applicable despite differences such as location, struc-
angles.
ture, mechanical systems, age, and building shape.
3.2.13 perimeter encroachment, n—base building element
5.5 Use this standard to calculate the amount of variance
or restricted area that is located inside the dominant portion of
from a performance target about floor area during design and
a building on the outer wall and that prevents the use of the
construction phases.
floor area for furniture, equipment, circulation, or other occu-
pant function.
6. Procedure for Measurement and Calculation
6.1 This standard practice uses imperial units to measure
floor area. Other measurement units can be used to measure
In the 1996 edition, which is copyright by BOMA, the dominant portion is
floor area.
defined as the inside face of the portion of the wall which is window glass where it
6.2 For each building element or aspect of design, measure
is more than 50 % of the vertical distance from finished floor to finished ceiling, and
the actual loss of floor area and the effective loss using the
elsewhere is the inside face of the outside wall, or of a pilaster or column attached
to the outside wall where they occur. Note that the reader is cautioned that method and measurement sequence in this standard.
ANSI/BOMA Z65.1–1996 is developed by and subject to the authority of BOMA
International, which may change it from time to time at its sole option. It is not
defined as a part of this ASTM standard. New term for which copyright is shared by ASTM International and BOMA
ASTM International copyright is shared with BOMA International. International.
E2619–08
FIG. 2 Effective Loss Due to Alignment of Ceiling Grid at Face of
Exterior Wall
FIG. 1 No Actual or Effective Loss Due to Exterior Wall and Its
Relation to Ceiling Grid
6.3 Location of the Dominant Portion:
6.3.1 Determine the location(s) of the Dominant Portion of
theinsidefaceoftheexteriorwalls,asdefinedinANSI/BOMA
Z65.1–1996.
6.4 Exterior Walls—Size, Shape, and Dimensions:
6.4.1 Buildings vary in their capacity to accommodate
different sizes and categories of occupants without excessive
waste of floor area, while maintaining other levels of service.
6.4.2 The geometry of a building’s typical floors (for
example, shape and dimensions formed by the exterior build-
ing walls and dimensions of its grid) will affect how much
space will be lost because it cannot be subdivided into rooms
or workstations.
6.4.3 If designs for the geometry and building grid dimen-
FIG. 3 Effective Loss Due to Ceiling Grid Not Being Aligned at
sions do not take this into account, then the amount of floor
Face of Exterior Wall
area available for planning and fitup may be substantially
reduced.
6.5.5 Then the Measurement Rule Is—Measure the effective
6.4.4 Irregularexteriorwalls,non-orthogonalexteriorwalls,
and the dimensions of the space can severely limit and even lossfromthefinishedsurfaceoftheinteriorfaceoftheexterior
dictate the nature of the fitup on a floor. wall to the next ceiling grid. (Refer to Figs. 2 and 3.) The
6.5 Exterior Wall and Its Relation to the Ceiling Grid: hatchedareasineachofthesefiguresindicatethe effectiveloss,
6.5.1 The example shown in Fig. 1 shows a condition in which is the amount of extra floor area that will be required to
which there is no effective loss due to either the design of the align the office wall with the first ceiling grid. Sum the
floorplate, the resulting dimensions formed by the building’s measurements to determine the effective loss for this feature.
exterior building walls and dimensions of the ceiling grid. 6.6 Exterior Wall That Deviates from the Orthogonal:
6.5.2 In this example, the ceiling grid line is located 2 in. 6.6.1 If the Condition Is—The exterior wall(s) deviates
(for example, one-half the thickness of a partition wall) inside from the orthogonal and reduces the proportion of floor area
the exterior wall and a result there is no actual or effective loss available for planning and fitup.
for this feature. 6.6.2 When an enclosed office is next to a non-orthogonal,
6.5.3 IncontrasttoFig.1,thelocationoftheceilinggridsin or irregular, wall the actual floor area that would be required to
Figs. 2 and 3 have slightly different alignments and demon- layout the office would be larger than the area allowed for in
strates how effective loss has been introduced into the design. the programming document. The floor area in excess of the
6.5.4 If the Condition Is—The ceiling grid is at the interior allowed area is effective loss, as indicated by the hatched area
face of the exterior wall or some distance from the interior face in Figs. 4 and 5.
of the exterior wall, then there is effective loss of floor area for 6.6.3 The same situation occurs when an open workstation
people, furniture, and equipment, as shown in Figs. 2 and 3. is next to non-orthogonal wall. In Fig. 4, the exterior wall
E2619–08
When they are not aligned with the grid, or are intermittent,
they interfere with the layout of workstations and offices,
which can lead to significant amount of actual and effective
losses. Effective losses will be even greater if perimeter
projections are not uniformly projec
...
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